Property registration in India: the process, step by step
Legal & RERA · 6 min read · Reviewed February 2026
Registration transfers legal title. In practice: agree terms in a sale agreement, complete due diligence, pay stamp duty and registration fees on the higher of agreement value or circle rate, execute the sale deed before the sub-registrar with both parties and two witnesses present, collect the registered deed, and then apply for mutation in municipal records.
Before the appointment
Title verification comes first: the chain of ownership, an encumbrance certificate covering the relevant period, approved plans, and clearance of dues such as property tax, maintenance and utility bills.
The deed is then drafted with the exact parties, schedule of property, consideration and payment mode. Errors in the schedule are painful to correct later and need a separate rectification deed.
At the sub-registrar's office
Stamp duty and registration fees are paid in advance, usually through the state's e-stamping or online treasury system. The parties then appear before the sub-registrar with identity proof, PAN, photographs and two witnesses.
Biometrics and photographs are captured, the deed is signed and registered, and the registered document is issued after processing. Timelines vary by state and office.
- Carry: identity and address proof, PAN, passport photos, the draft deed, stamp duty and fee receipts, prior title documents.
- TDS on the buyer applies on eligible high-value transactions — confirm the current threshold and file the challan before registration.
- Both buyer and seller must attend, or send a validly registered power of attorney holder.
After registration
Registration is not the last step. Apply for mutation so municipal and revenue records show you as the owner, transfer the electricity and water connections, and inform the society for its share certificate or membership record.
Frequently asked questions
- Is a sale agreement the same as a sale deed?
- No. An agreement records the terms and intention to sell; the sale deed executed and registered before the sub-registrar is what transfers ownership.
- How long does registration take?
- The appointment itself is usually completed the same day, and the registered document is returned within days to a few weeks depending on the state and office.
- Do I need to be physically present?
- Yes, or a person holding a validly executed and registered power of attorney must appear on your behalf.